Boise Housing Market, Week of July 13, 2026

Boise Market Pulse

Week of July 13 · from Camille Hubbard's team

This week's lean

An even week in the market.

Asking and signing moved together. Neither buyers nor sellers gained real ground.

What moved · resale · vs last week

The full board · vs last week

Signed = went under contract. Days = median time on market for listings, or median time to contract for signed. Exact figures in the story below.

Sellers are trimming prices, but buyers are still pushing for even more. That is the main story in Boise right now. Most homes are taking longer to sell, and buyers are getting choosier, especially as borrowing costs keep rising. The biggest change this week? Existing homes saw a notable drop in both the price sellers are asking and the price buyers are willing to pay. Meanwhile, new construction homes are sitting for months and continue to see price cuts, but inventory there is still climbing.

The gap between what sellers want and what buyers are offering is not closing. Instead, it is getting wider in some places, especially for resale homes. If you are selling, you will need to be flexible. If you are buying, you might have a bit more leverage, especially as more homes hit the market and sit unsold.

Existing homes

Resale homes took the biggest hit on price this week. The median asking price for an existing home dropped to $640,740, down $6,970 from last week. That is a sharp reversal from the slight bump we saw before. Homes are also sticking around a little longer, now taking a typical 33 days to get an offer. The number of homes for sale dipped to 957, which means some sellers may be deciding to wait out the market or pull their listings.

Pending sales show buyers are striking even harder deals. The median price for existing homes under contract fell to $575,290, down $6,130. More homes did go under contract this week, up by 18, which might mean buyers are responding to the new, lower prices. Still, the typical resale home getting an offer is doing so in about 12 days, so the homes that are priced right are moving quickly. My take? Sellers who are slow to adjust could see their homes linger, while buyers who act quickly on fair deals are still able to get into contract fast.

New construction

Brand new homes are feeling the pinch too, though the story is a bit different. The median price for a new build dropped again to $671,855, down $1,613 this week. That is not as steep as the cut on resale homes, but it is still a sign that builders are responding to pressure. There are now 406 new homes for sale, a jump of 12 from last week, so inventory is piling up. The typical new build on the market is now sitting for 65 days.

Pending sales for new construction also saw a price drop, with the median falling to $629,400, down $6,140. Only three more homes went pending, bringing the total to 166. The typical time to get an accepted offer stayed stuck at 56 days. If you are shopping for a brand new home, this means there is plenty to choose from, and builders may be more willing than ever to negotiate, especially as their unsold inventory grows.

The bigger picture

Rising mortgage rates are making every dollar count. With the 30-year fixed now averaging 6.61 percent, buyers are feeling the squeeze on their monthly budgets. Even a small bump in rates means higher payments, putting extra pressure on prices and making buyers more selective. The upcoming Fed meeting is keeping everyone cautious, and as long as inflation stays up from the fallout in the Middle East, there is little relief in sight for borrowing costs.

Locally, that all translates to a market where buyers have more power than they have in years, but only if they are patient and willing to negotiate. Sellers, especially those sitting on homes that have been listed for weeks, will need to stay realistic about what buyers are willing to pay. If you are waiting for prices to shoot back up, that does not look likely with inventory rising and rates holding steady at these levels.

Every stretch like this eventually leads to new opportunities. Whether you are watching from the sidelines or actively in the market, remember that patience and good information are your best tools. The numbers tell us buyers and sellers are both recalibrating, and the best results will come to those who adjust quickly.